Foreclosure isn't something that happens quickly, so she's had a free ride for a while and time to get her affairs sorted.Cash for keys doesn't take long. 

This would likely take coordination with a tenant at some point - (ie - plenty of notice to them that they must vacate in order for you to sell the property)Since your current home is free and clear -  you could do a cash out refi or take out a new mortgage on the new house to be able to buy your paren't house and pay off the mortgage.  

Most cost segregation study companies provide the quote for free.

Check out FilePlace, where user-created forms are available for free.

Then there’s this glorious tax season where you realize how many things you get to deduct that others can’t, while sheltering your income with depreciation, and earning tax free income with appreciation.

Quote from @Brian Malavsky: Totally agree with everyone else and I didn’t see anyone mention an “Umbrella Policy” I just got quoted this week for $1,000,000 coverage for only $350/yr.

So back to square one Property is in her name free and clear.

My CPA also quoted $350 to send out only 6 1099's total in 2 LLC's.

I'm thinking interest rates will sit at 6.25-7.5%, with total cost at roughly 210k.

I could be totally off key here.